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What is the Housing Health & Safety Rating System (HHSRS)?

Wed 02 Apr 2025

Molly Walters, Director

A Complete Guide to HHSRS Inspections and Hazards

The Housing Health and Safety Rating System (HHSRS) is a risk-based assessment tool designed to help local authorities identify and evaluate potential hazards in residential properties. Introduced in 2006 to improve rental property conditions, it was later incorporated into the Homes (Fitness for Human Habitation) Act 2018. HHSRS inspections focus on 29 key hazards that could affect a tenant’s health and safety.

Enforcement of the HHSRS

Local authorities are responsible for enforcing the HHSRS. When an inspection identifies hazards, they must ensure appropriate action is taken.

If Category 1 hazards are found, local authorities have the power to take immediate action. This could include issuing enforcement notices requiring landlords to address the hazards promptly. In severe cases, they may prohibit the use of a property until necessary repairs are made.

For Category 2 hazards, local authorities typically provide guidance and recommendations on how to reduce risks. While property owners are expected to follow these recommendations, they are not legally bound to take immediate action unless further risks are identified.

How is an HHSRS Inspection Carried Out?

If a tenant reports concerns about their living conditions, they can request an inspection from their local authority. During the inspection, a housing officer assesses potential risks within the property and assigns each identified hazard a score based on:

  • The likelihood of harm occurring within the next 12 months.

  • The severity of potential harm to occupants.

  • Whether certain groups, such as children or the elderly, are at increased risk.

Each hazard is then categorized into bands A to J:

  • Bands A to C = Category 1 hazards (requiring urgent action)

  • Bands D to J = Category 2 hazards (less serious but still noteworthy)

Local authorities have a legal duty to take action on Category 1 hazards to ensure the property is safe.

The 29 HHSRS Hazards

While some hazards are more common than others, landlords should familiarize themselves with all 29 to maintain compliance:

  1. Damp and Mould Growth

  2. Excess Cold

  3. Excess Heat

  4. Asbestos and MMF (Mineral Wool Fiber)

  5. Biocides

  6. Carbon Monoxide and Fuel Combustion Products

  7. Lead

  8. Radiation

  9. Uncombusted Fuel Gas

  10. Volatile Organic Compounds (VOCs)

  11. Crowding and Space

  12. Entry by Intruders

  13. Lighting

  14. Noise

  15. Domestic Hygiene, Pests, and Refuse

  16. Food Safety

  17. Personal Hygiene, Sanitation, and Drainage

  18. Water Supply for Domestic Purpose

  19. Falls Associated with Baths

  20. Falls Associated with Stairs and Steps

  21. Falls on the Level

  22. Falls Between Levels

  23. Electrical Hazards

  24. Fire

  25. Flames, Hot Surfaces, and Materials

  26. Collision and Entrapment

  27. Explosions

  28. Position and Operability of Amenities and Facilities

  29. Structural Collapse and Falling Elements

What Happens If a Home Has Category 1 Hazards?

When a Category 1 hazard is identified, local authorities must take action. This often involves issuing an improvement notice, outlining:

✔ The specific hazards that need addressing.
✔ The required corrective actions.
✔ A strict deadline for completion.

Failure to comply can lead to civil or criminal prosecution. In extreme cases, local authorities can issue an emergency order, carrying out the work themselves and billing the property owner. In rare situations where a property is beyond repair, a demolition order may be issued.

For Category 2 hazards, authorities can issue either:

  • An improvement notice (requiring action within a timeframe), or

  • A hazard awareness notice (outlining risks but not enforcing immediate action).

Receiving an enforcement notice can affect a landlord’s ability to serve a Section 21 eviction notice.

Penalties for Ignoring a Category 1 Hazard

Failing to address Category 1 hazards can result in serious consequences, including criminal prosecution or civil penalties of up to £30,000 per offence under the Housing Act 2004.

Landlords can face significant fines for non-compliance. For example:

  • In 2017, a landlord was fined £190,500 for renting out rooms without windows or access to light (breaching Hazards 11 & 13).

  • A property company was fined £150,000 for endangering tenants with faulty wiring (Hazard 23).

Letting agents are not exempt from liability, as they act on behalf of landlords.

How Can Landlords Stay Compliant?

To ensure compliance with the HHSRS, landlords should:

✔ Carry out regular property inspections – Identify and fix hazards before they become a problem.
✔ Stay up to date with safety checks – Ensure Gas Safety Certificates, EICRs (Electrical Installation Condition Reports), and smoke & carbon monoxide alarms are compliant.
✔ Respond promptly to maintenance issues – Tenants should always have a safe and habitable living environment.
✔ Keep up with changing regulations – The government frequently updates housing laws, so staying informed is key.

Need Help Ensuring Your Property is HHSRS Compliant?

We’re here to support landlords every step of the way. If you have questions or need guidance on keeping your property safe and legally compliant, get in touch today!